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Agenda item

16/03721/REM and 16/04544/REM Land North of Bath Road, Corsham

Minutes:

Tony Clark, David Taylor and Nigel Jackson spoke in objection to the applications.

 

Mathew Cowley and Jenny Mitter spoke in favour of the applications.

 

Nevil Farmer, Corsham Town Council, spoke in objection to the applications.

 

The Chairman advised the planning officers would give a presentation covering both applications on this site, however two separate resolutions would be required.

 

The Senior Planning Officer introduced the reserved matters applications relating to the residential development for 150 units and associated works, and also reserved matters related to the access, appearance, layout and scale of the proposed employment units on the site. Both applications were recommended for permission, subject to the conditions outlined in the reports.

 

The officer showed site location plans and photographs, a historic mine shaft and Public Right of Way crossing the site were identified. Details of layout, affordable housing plans, boundary treatments, materials, elevations of the employment unit, office layout plan and landscaping were provided. Attention was drawn to the Late Observations which included legal advice in relation to licensing matters and officers advised the Committee was able to determine the applications with the information before it. The officer explained the landscaping, layout, appearance and scale of the applications were the issues under consideration in these reserved matters applications.

 

The Committee was invited to ask technical questions, in response to which it was confirmed Outline planning permission for the two applications had been granted at Appeal. The Planning Inspector had given only 1 year for implementation following approval of the last of the approved matters and if the applications were approved at this meeting the 1 year time limit would start; if pre-commencement conditions were not discharged within one year, the permission would expire.

 

Members of the pubic then spoke as detailed above.

 

The local member, Cllr Ruth Hopkinson, highlighted the significant objections that had been raised by local residents and the Town Council.

 

In response to queries raised in the public forum, officers confirmed that matters in respect of ecology and the safeguarding of minerals were conditioned under the Outline permission. Likewise, access arrangements to the site had been agreed under the previous permission. It was understood the Council’s drainage engineers were satisfied with drainage provision on the site. Officers acknowledged it was unfortunate that a tree on the site commemorating the sacrifice of local people in World War I was to be removed.

 

In the debate that followed on 16/03721/REM Cllr Hutton moved the officer’s recommendation, which was seconded by Cllr Sturgis. Members considered whether the design of the residential dwellings was in keeping with the Corsham Neighbourhood Plan and the weight of that Plan since it had not yet been adopted. It was acknowledged that design was a subjective element and what some members might find acceptable, others would not. It was argued the design did not cause significant harm to the historic environment and a similar development by Redrow at Sutton Benger had been of good quality. It was noted the Council had originally refused Outline planning permission on this site however it had later been granted at appeal and a lot of the issues raised by residents had already been considered at the appeal stage. Some councillors expressed concern that a report from Atkins on drainage and flooding in the locality remained outstanding as they felt this could have helped inform the Committee debate. Members agreed that should permission be granted, this should include an additional condition requiring the planting of a substantial tree to replace the one removed by the developer, Cllrs Hutton and Sturgis accepted an amendment to their motion to this effect.

 

In the debate concerning application 16/04544/REM, Cllr Hutton moved the officer’s recommendation, which was seconded by Cllr Sturgis.

 

Resolved:

 

To GRANT planning permission for application 16/03721/REM subject to the following conditions and an additional condition, the wording of which was DELEGATED to officers, to require the planting of a substantial tree to replace the one removed by the developer.

 

1. The development hereby permitted shall be carried out in accordance with the following approved plans:

RHSW.5365.PL001 rev J - Planning Layout

5064/20/01 rev B Refuse Vehicle Swept Path Analysis

5064/20/02 rev B Refuse Vehicle Swept Path Analysis

Received 20 July 2017

RHSW.5365.SMP001 rev D - Surface Material Plan

RHSW.5365.AHP001 rev C - Affordable Housing Plan

RHSW.5365.EP001 rev D - Enclosures Plan

RHSW.5365.MP001 rev G - Material Plan

RHSW.5365.SH001 rev C Storey Heights

5064/SK01 rev C - Preliminary Levels

1794 01 K - Landscape Masterplan

1794 02 E - Detailed Planting Plan (1 of 7)

1794 03 D - Detailed Planting Plan (2 of 7)

1794 04 C - Detailed Planting Plan (3 of 7)

1794 05 C - Detailed Planting Plan (4 of 7)

1794 06 C - Detailed Planting Plan (5 of 7)

1794 07 F - Detailed Planting Plan (6 of 7)

1794 08 C - Detailed Planting Plan (7 of 7)

Received 27 June 2017

5064/501 rev A - Attenuation Pond Details

Received 1 February 2017

F-SD-5365-01 - Stock Fencing Details

Received 7 September 2016

04644 TPP - Tree Protection Plan

1794 09 A - Detailed LEAP Proposals

Received 26 April 2016

Housetype Booklet "Bath Road, Corsham"

F-SDO902 - Knee Rail Fencing

F-SDO906 rev A - Screen Fencing, 1.8m High, Standard Effect

dwg: Natural Dry Stone Wall

Received 18 April 2016

 

REASON: For the avoidance of doubt and in the interests of proper planning.

 

2. No development shall commence on site until the exact details and samples of the materials to be used for the external walls and roofs have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area.

 

3. All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the building(s) or the completion of the development whichever is the sooner. All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority. All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

4. The screen walls and/or fences shown on the approved plans shall be erected prior to the first occupation of their respective dwellings hereby permitted and shall be retained and maintained as such at all times thereafter.

 

REASON: To prevent overlooking & loss of privacy to neighbouring property.

 

5. No dwelling shall be first occupied until its turning area and parking spaces and access thereto have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

 

REASON: In the interests of highway safety.

 

6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), the garages hereby permitted shall not be converted to habitable accommodation.

 

REASON: To secure the retention of adequate parking provision, in the interests of

highway safety.

 

7. No development shall commence on site until a scheme of compensatory tree planting, including details of specie(s), planted size, location and future maintenance regime, has been submitted to and approved in writing by the Local Planning Authority. The said planting shall have been carried out within the first planting season following the first occupation of the development in full accordance with the approved scheme, in accordance with which the tree(s) shall be maintained at all times thereafter. (The wording of this condition was subsequently agreed by officers under delegated authority).

 

REASON: To mitigate the loss of tree T15.

 

8. INFORMATIVE TO APPLICANT:

Any alterations to the approved plans, brought about by compliance with Building

Regulations or any other reason must first be agreed in writing with the Local Planning

Authority before commencement of work.

 

9. INFORMATIVE TO APPLICANT:

Please be advised that nothing in this permission shall authorise the diversion,

obstruction, or stopping up of any right of way that crosses the site. You are advised to

contact the PROW officer.

 

10. INFORMATIVE TO APPLICANT:

The applicant is requested to note that this permission does not affect any private property rights and therefore does not authorise the carrying out of any work on land outside their control. If such works are required it will be necessary for the applicant to obtain the landowners consent before such works commence.

If you intend carrying out works in the vicinity of the site boundary, you are also advised that it may be expedient to seek your own advice with regard to the requirements of the Party Wall Act 1996.

 

11. INFORMATIVE TO APPLICANT:

Please note that Council offices do not have the facility to receive material samples.

Please deliver material samples to site and inform the Planning Officer where they are

to be found.

 

 

To GRANT planning permission for application 16/04544/REM subject to the following conditions:

 

1. The development hereby permitted shall be carried out in accordance with the following approved plans:

1794 11 C – Detailed Planting Proposals Employment Land

REDR160424-SW SL.01 rev D – B1 Office Units Site Layout

Received 27 June 2017

SLP.01 rev A - Site Location Plan

EL.01 rev A - Engineering Layout

A.e1 rev A - Block A Elevations

A.e2 rev A - Block A Elevations

A.p1 rev A - Block A Ground Floor Plan

A.p2 rev A - Block A First Floor Plan

B.e1 rev A - Block B Elevations

B.e2 rev A - Block B Elevations

B.p1 rev A - Block B Ground Floor Plan

B.p2 rev A - Block B First Floor Plan

Received 16 September 2016

BS.01 - Bin & Cycle Store Plans & Elevations

Received 2 September 2016

 

REASON: For the avoidance of doubt and in the interests of proper planning.

 

2. No development shall commence on site until the exact details and samples of the materials to be used for the external walls and roofs have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area.

 

3. No walls shall be constructed on site, until a sample wall panel, not less than 1 metre square, has been constructed on site, inspected and approved in writing by the Local Planning Authority. The panel shall then be left in position for comparison whilst the development is carried out. Development shall be carried out in accordance with the

approved sample.

 

REASON: in the interests of visual amenity and the character and appearance of the area.

 

4. No paint or stain finish shall be applied to external timber (including external walls and window joinery), until details of the paint or stain to be applied have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details prior to the development being first brought into use.

 

REASON: In the interests of visual amenity and the character and appearance of the area.

 

5. All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the buildings or the completion of the development whichever is the sooner. All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority.

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

6. No part of the development hereby permitted shall be first occupied until the access, turning area and parking spaces have been completed in accordance with the details shown on approved plan EL.01 rev A - Engineering Layout (received 16 September 2016). The areas shall be maintained for those purposes at all times thereafter.

 

REASON: In the interests of highway safety.

 

7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no buildings or structures, gates, walls, fences or other means of enclosure, other than those shown on the approved plans, shall be erected or placed anywhere on the site on the approved plans.

 

REASON: To safeguard the character and appearance of the area.

 

8. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), there shall be no additions, extensions or external alterations to any building forming part of the development hereby permitted and no plant, machinery or other incidental structure shall be installed outside any such building on the site on the approved plans.

 

REASON: In the interests of the amenity of the area and to enable the Local Planning Authority to consider individually whether planning permission should be granted for additions, extensions or external alterations, or the installation of any outdoor plant, machinery or other structure.

 

9. No external lighting shall be installed on site until details of lighting, external cowls, louvers or other shields to be fitted to reduce light pollution have been submitted to and approved in writing by the Local Planning Authority. The approved measures shall be put in place before the floodlights are first brought into use and shall be retained and maintained in accordance with the approved details at all times thereafter.

 

REASON: To protect species and to minimise light pollution in the interests of ecology and the amenities of the area.

 

10. INFORMATIVE TO APPLICANT:

Any alterations to the approved plans, brought about by compliance with Building Regulations or any other reason must first be agreed in writing with the Local Planning Authority before commencement of work.

 

11. INFORMATIVE TO APPLICANT:

The applicant should note that the grant of planning permission does not include any separate permission which may be needed to erect a structure in the vicinity of a public sewer. Such permission should be sought direct from Thames Water Utilities Ltd / Wessex Water Services Ltd. Buildings are not normally allowed within 3.0 metres of a Public Sewer although this may vary depending on the size, depth, strategic importance, available access and the ground conditions appertaining to the sewer in question.

 

12. INFORMATIVE TO APPLICANT:

The applicant is requested to note that this permission does not affect any private property rights and therefore does not authorise the carrying out of any work on land outside their control. If such works are required it will be necessary for the applicant to obtain the landowners consent before such works commence. If you intend carrying out works in the vicinity of the site boundary, you are also advised that it may be expedient to seek your own advice with regard to the requirements of the Party Wall Act 1996.

 

13 INFORMATIVE TO APPLICANT:

Please note that Council offices do not have the facility to receive material samples.

Please deliver material samples to site and inform the Planning Officer where they are

to be found.

 

 

 

 

Supporting documents:

 

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